5 Old Country Rd · Harts, WV 25557

$40,000

2 bd · 1.0 ba · 1,680 sqft · SingleFamily · 49 Days on market

Built 1979 Poor condition 4.00 ac lot Est $54k · 26% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0

Listing remarks

This peaceful 4-acre property in Ranger, West Virginia, offers a wonderful opportunity for the right buyer looking for affordable country living with room to grow. The land features mature trees, open spaces ideal for gardening, animals, or future expansion, and provides excellent privacy while still being conveniently located. The 2-bedroom home is ready for your personal updates. While it needs some love and renovation, it presents an excellent project for a handy homeowner, investor, or anyone wanting to build equity through sweat equity. Whether you’re dreaming of a full-time homestead, weekend retreat, or long-term investment, this property could be the one for you.

Key facts

• Excellent privacy
• Open spaces
• 4 acre property

Tags

• 4 ACRE PROPERTY
• MATURE TREES
• OPEN SPACES
• EXCELLENT PRIVACY
• CONVENIENTLY LOCATED
• PERSONAL UPDATES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Rolling, sloped, wooded lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#329 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, schools F, amenities F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.62% ✓
• Cap rate: 22.83%
• Cash-on-cash: 59.07%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $53,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3344 Mcclennan Hwy	0.34mi	3/1.0 (+1)	1,560 (-7%)	21mo	$50,000	$32	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.7%
• Equity multiple: 3.56×
• Total profit: $28,649
• Equity at exit: $5,964

10-year hold

• IRR: 62.6%
• Equity multiple: 7.27×
• Total profit: $70,228
• Equity at exit: $3,458

Cash invested: $11,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25557

• Home prices YoY: -3.5%
• Active inventory: 3
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $551

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 42%

Sensitivity live

Price	-10% $579	-5% $565	+0% $551	+5% $538	+10% $524
Rent	-10% $469	-5% $510	+0% $551	+5% $593	+10% $634
Rate	-1.0pp $571	-0.5pp $562	base $551	+0.5pp $541	+1.0pp $530

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $40,000 Active 49 DOM
2. 2026-06-18
   days on market $40,000 Active 48 DOM
3. 2026-06-17
   days on market $40,000 Active 47 DOM
4. 2026-06-16
   days on market $40,000 Active 46 DOM
5. 2026-06-15
   days on market $40,000 Active 45 DOM
6. 2026-06-14
   days on market $40,000 Active 43 DOM
7. 2026-06-12
   days on market $40,000 Active 42 DOM
8. 2026-06-09
   days on market $40,000 Active 39 DOM
9. 2026-06-08
   days on market $40,000 Active 38 DOM
10. 2026-06-07
    days on market $40,000 Active 37 DOM
11. 2026-06-02
    days on market $40,000 Active 32 DOM
12. 2026-06-01
    days on market $40,000 Active 31 DOM
13. 2026-05-31
    days on market $40,000 Active 30 DOM
14. 2026-05-30
    days on market $40,000 Active 29 DOM
15. 2026-04-30
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,574
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,164
• Taxable income: $6,358
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,090/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its value.

Repairs flagged

• Major Exposed framing in kitchen and bath — Structural integrity compromised
• Major Damaged and peeling siding — Structural integrity compromised
• Major Exposed subflooring — Structural integrity compromised
• Major Peeling paint on interior walls — Structural integrity compromised

Value-add opportunities

• Resale New roof — Enhances curb appeal and structural integrity
• Resale New siding — Enhances curb appeal and structural integrity
• Resale New flooring — Enhances living space and structural integrity
• Resale Paint interior walls — Enhances living space and structural integrity
• Both New HVAC system — Improves comfort and energy efficiency
• Both Electrical system upgrade — Improves safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bath · Structural integrity compromised	Major	$15,000–50,000
Damaged and peeling siding · Structural integrity compromised	Major	$15,000–50,000
Exposed subflooring · Structural integrity compromised	Major	$15,000–50,000
Peeling paint on interior walls · Structural integrity compromised	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New roof — Enhances curb appeal and structural integrity ↑
• Resale New siding — Enhances curb appeal and structural integrity ↑
• Resale New flooring — Enhances living space and structural integrity ↑
• Resale Paint interior walls — Enhances living space and structural integrity ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑
• Both Electrical system upgrade — Improves safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — Harts

• Score: 50/100
• State rank: #329
• US rank: #25737

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing D- Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,373
• Population (ZIP): 1,402

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.49%
• Current HPI: 125.2538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-30 Listed $40,000 HBRMLS